Apply to Thomson Apartment Waiting Lists
- 3-Bedroom Public Housing is open.
- 4 and 5-Bedroom Public Housing is open.
- Multiple Properties Section 8 Project-Based Voucher is open.
Independent Living Horizons 7
Heritage Villas of Thomson
Bussey Point Apts
Cherry Street Apts
Southside Apartment
Southern Villas of Thomson
Thomson Housing Authority Scattered-Site Duplexes and Single Family Homes
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There are 233 low-income apartments in Thomson that offer reduced rents to eligible households.
Rental assistance programs support 346 low-income homes in Thomson where households pay rent based on how much they earn. For 2024, elgible households participating in federally assisted housing pay an average of $319 towards rent each month.
Affordable rent data for some communities last confirmed on June 24th, 2024. Subdsidized rents typically change once a year based on federal guidance.
Public Housing Agencies Serving Thomson, Georgia
Public Housing Agencies operate federally assisted affordable housing programs at local levels on behalf of HUD. Notably, housing agencies are responsible for managing Section 8 Housing Choice Voucher, Public Housing, and Project-Based Voucher waiting lists within their jurisdiction.
| Housing Authority | Programs |
|---|---|
| Thomson Housing Authority | Public Housing |
| Georgia Department of Community Affairs | Section 8 Housing Choice Voucher (HCV); Homeownership Voucher; Family Self-Sufficiency; Veteran Affairs Supportive Housing (VASH); Section 8 Project-Based Voucher (PBV) |
Thomson, Georgia Affordable Housing Data
Income Based Apartments in Thomson, Georgia
Thomson features 346 income based apartments. Tenants of income based apartments typically pay no more than 30% of their income towards rent and utilities.
Low Rent Apartments in Thomson, Georgia
There are 233 rent subsidized apartments that do not provide direct rental assistance but remain affordable to low income households in Thomson.
Housing Choice Vouchers in Thomson, Georgia
On average, Section 8 Housing Choice vouchers pay Thomson landlords $700 per month towards rent. The average voucher holder contributes $300 towards rent in Thomson.
The maximum amount a voucher would pay on behalf of a low-income tenant in Thomson, Georgia for a two-bedroom apartment is between $990 and $1,210.
2024 Thomson, Georgia Fair Market Rents and Housing Choice Voucher Payment Standards
Fair Market Rents can be used to better understand the average housing costs of an area. Fair Market Rents are used by HUD to establish payment and rent standards for federal rental assistance programs like the Section 8 Housing Choice Voucher Program.
| Studio | One BR | Two BR | Three BR | Four BR | |
|---|---|---|---|---|---|
| Thomson, Georgia Fair Market Rent | $805 | $961 | $1,100 | $1,463 | $1,779 |
| Thomson, Georgia Payment Standard Range | $725 to $886 | $865 to $1,057 | $990 to $1,210 | $1,317 to $1,609 | $1,601 to $1,957 |
Sourced from federal housing data and AffordableHousingOnline.com research.
Thomson, GA Affordable Housing Snapshot
| Total Affordable Apartment Properties | 13 |
|---|---|
| Total Low Income Apartments | 580 |
| Total Housing Units with Rental Assistance | 346 |
| Percentage of Housing Units Occupied By Renters | 61.08% |
| Average Renter Household Size | 2.76 |
| Average Household Size | 2.66 |
| Median Household Income | $21,425 ±$1,476 |
| Median Rent | $615 ±$35 |
| Percentage Of Renters Overburdened | 56.32% ± 13.61pp |
| Total Population | 6,697 |
Population and Household Demographics
Thomson is a city in McDuffie County, Georgia with a population of 6,697. There are 2,459 households in the city with an average household size of 2.66 persons. 61.08% of households in Thomson are renters.
Income and Rent Overburden in Thomson
The median gross income for households in Thomson is $21,425 a year, or $1,785 a month. The median rent for the city is $615 a month.
Households who pay more than thirty percent of their gross income are considered to be Rent Overburdened. In Thomson, a household making less than $2,050 a month would be considered overburdened when renting an apartment at or above the median rent. 56.32% of households who rent are overburdened in Thomson.
Area Median Income In Thomson
Affordable housing program eligibility is always determined by one's income. Each household's income is compared to the incomes of all other households in the area. This is accomplished through a statistic established by the government called the Area Median Income, most often referred to as AMI. The AMI is calculated and published each year by HUD.
HUD often uses an area larger than a city to determine the AMI because HUD anticipates those searching for housing will look beyond individual cities during their housing search. For Thomson, the AMI is calculated from all households within McDuffie County.
In Thomson, HUD calculates the Area Median Income for a family of four as $78,000
Most affordable housing programs determine eligibility based on the percent of AMI a given household's income is. Among the programs that determine eligibility based on the AMI are Section 8, HOME, LIHTC, Section 515, 202 and 811.
Rental Assistance in Thomson
Rental assistance is a type of housing subsidy that pays for a portion of a renter’s monthly housing costs, including rent and tenant paid utilities. This housing assistance can come in the form of Section 8 Housing Choice Vouchers, project-based Section 8 contracts, public housing, USDA Rental Assistance (in Section 515 properties) as well as HUD Section 202 and 811 properties for elderly and disabled households.
Income Qualifications for HUD Rental Assistance in Thomson
| 1 Person | 2 Person | 3 Person | 4 Person | 5 Person | 6 Person | 7 Person | 8 Person | |
|---|---|---|---|---|---|---|---|---|
| 30% AMI Income Limits Renters earning up to 30% of the Thomson AMI may qualify for rental assistance programs that target Extremely Low Income households. |
$16,400 | $19,720 | $24,860 | $30,000 | $35,140 | $40,280 | $45,420 | $50,560 |
| 50% AMI Income Limits Renters earning up to 50% of the Thomson AMI may qualify for rental assistance programs that target Very Low Income households. |
$27,300 | $31,200 | $35,100 | $39,000 | $42,150 | $45,250 | $48,400 | $51,500 |
| 80% AMI Income Limits Renters earning up to 80% of the Thomson AMI may qualify for rental assistance programs that target Low Income households. |
$43,700 | $49,950 | $56,200 | $62,400 | $67,400 | $72,400 | $77,400 | $82,400 |
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